Newport Site’s Legal Status in Focus After Initial Refusal

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A Newport property owner has re-submitted a planning application seeking legal recognition for the mixed use of a site on Cardiff Road, including a dental laboratory, residential flats, and a house in multiple occupation (HMO).

The previous application was refused on January 9, 2025, due to insufficient proof of continuous use for over 10 years.

The new submission includes extensive additional evidence aimed at demonstrating uninterrupted mixed use of the property for more than a decade.

Located opposite the Royal Gwent Hospital, the property comprises a ground-floor dental practice, a two-bedroom HMO and attic flat above, and a self-contained one-bedroom flat in the basement accessed from the rear.

Supporting documents feature statutory declarations from the applicant and multiple current and former tenants, alongside historical records such as tax filings and telecom correspondence confirming ongoing residential occupation.

Planning history reveals permission granted in 1996 for use of a room as a dental laboratory and further approval in 2012 for the ground floor’s retention as a dental lab and clinic.

The application is supported by a site location plan, detailed drawings, photographs, and statements from residents, including the attic flat occupant since 1999 and several basement flat residents dating back to 2008.

Two tenants of the two-bedroom HMO, residing since 2002 and 2020 respectively, have also provided declarations.

The applicant asserts that this comprehensive evidence satisfies the burden of proof required for a Certificate of Lawfulness.

A decision letter from the planning authority has not yet been included in the submission.